The problem is I'm not cash heavy at the moment.

All cash or with financing?

Great neighborhoods, great ARVs but the number off the MLS will not work and investors with deep pockets make cash offers that can knock financing offers out. 

There are conventional loans as well with low down payments and the PMI falls off once you reach 20% equity.In this higher interest rate environment, lower down payments does make it harder to cash flow, so just keep that in mind.

Has anyone offered all cash then immediately refinanced to get the cash out? 

or send me a message and I will provide you with my email and phone number for future business support. 

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Cash flow is beyond exception from medium term rentals.

I do not have that much cash sadly, but I was curious what your guy's thoughts are on financing that amount. could I get a decent loan for it?

Purchase price: $180,000 Cash invested: $120,000 Our first BRRRR was a quadplex outside of Atlanta.